can anyone give me advice on where to source refurb finance. thanks.

I deal with Phil Wilson at The Money Centre, who offered me just such a product when I was looking at a property that needed a full refurb. They initially lend on the current value and agree a post-refurb valuation, and release the balance of the advance after a post-refurb inspection at, I believe, no further cost. You have to find the money to pay for the refurb work, but that shouldn't be insuperable.

Many thanks. I'll give them a call.